The Fair Share Report
10 Bitola Dr
Wayne, NJ 07470
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $644,594 – $1,087,298, from 12 comparable Wayne sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Wayne assessments sit below market value — republished every October, applied town-wide. A $1,001,590 home should be assessed near $358,770.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $4,230 above what the ratio math suggests (1.2%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%62%
A touch high — worth watching
This home's ratio sits above most of Wayne, but doesn't clear NJ's legal appeal line (41.19%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 6 DIANE CT | 2026-06 | $1,170,000 | 2,924 | 28.8% |
| 4 BITOLA DR | 2025-06 | $972,000 | 3,082 | 34.5% |
| 6 FOX HILL DRIVE | 2025-12 | $1,092,000 | 2,820 | 30.6% |
| 1360 HAMBURG TPKE | 2025-07 | $520,000 | 2,755 | 31.3% |
| 1360 HAMBURG TPKE | 2026-03 | $685,000 | 2,748 | 25.2% |
| 801 FOUR SEASONS DR | 2025-12 | $530,000 | — | 31.2% |
| 9 GATES PLACE | 2025-11 | $1,100,000 | 2,756 | 30.9% |
| 60 TOMS LAKE RD | 2025-09 | $850,000 | 2,632 | 28.9% |
| 50 ATHERTON CT | 2025-01 | $1,050,000 | 2,995 | 33.6% |
| 99 NELLIS DR | 2025-02 | $900,000 | 2,578 | 32.7% |
| 7 BRENTWOOD CT | 2025-03 | $1,060,000 | 2,994 | 31.7% |
| 10 TIMBERLINE DR | 2025-07 | $950,000 | 3,009 | 39.0% |
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